Ground-Floor Residential Income
For Sale
$310,000
8337 MONTGOMERY RUN ROAD Unit C, Ellicott City, MD 21043
Three-bedroom garden-style residence with updated finishes, private outdoor space, and access to a community pool.
Property Size1,073 SF
Days on Market53
Property Features for 8337 MONTGOMERY RUN ROAD Unit C
General Information
Standard status
Active
Size
1,073 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 3BR/2BA
Multifamily Units
1
Additional Details
Sprinkler System
Yes
Taxes and HOA fees
Annual Taxes
$3,603
Amenities
pool
Building Details
Building Size
1,073 SF
Year Built
1990
Construction
garden-style
Listing Agency:
Douglas Realty LLC
(202) 527-0898
Listed By:
David C Natoli · License #647683
(202) 527-0898
Source:
Thehulsmangroup
Added: Jun 30
Changed: Aug 20
Last Checked: Aug 21 at 10:31AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Douglas Realty LLC
Investment Insights
Based on property information with market context.
This ground-level garden-style residential income property includes three bedrooms and two bathrooms within a community setting. The interior features LVP flooring, fresh paint in several rooms, a living area opening to a rear patio, and a dining space adjoining the expanded galley kitchen. Granite countertops and stainless steel appliances add to the kitchen configuration, while newer tile surrounds and a walk-in closet serve the primary suite. One bedroom is also configured for office use, with laundry relocated to that room.
Outdoor features include a patio with grill, yard space, and views toward grass and trees. The residence is part of Montgomery Village, where landscaped common areas and an outdoor pool provide additional shared amenities. Built in 1990, the unit received a microwave, dishwasher, and garbage disposal in 2025.
Outdoor features include a patio with grill, yard space, and views toward grass and trees. The residence is part of Montgomery Village, where landscaped common areas and an outdoor pool provide additional shared amenities. Built in 1990, the unit received a microwave, dishwasher, and garbage disposal in 2025.
Key Highlights
- Three‑bedroom, two‑bathroom ground‑floor garden‑style unit
- Microwave, dishwasher, and garbage disposal updated in 2025
- LVP flooring, fresh paint in several rooms, granite counters, and stainless steel appliances
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,630
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.72%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$292,600
$292.6K
Cap Rate 7%
$209,000
$209.0K
Cap Rate 9%
$162,556
$162.6K
Market Conditions
NOI Build-Up for 1,073 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$27.9K $26.04/SF
− Vacancy
−$1.3K −$1.25/SF
EGI
$26.6K $24.79/SF
− OpEx
−$12.0K −$11.16/SF
NOI
$14.6K $13.63/SF
Area
Howard County, MD
Vacancy
4.80%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$292,600
Cap Rate 7%
$209,000
Cap Rate 9%
$162,556
Alternative Uses
Best Use
Apartment 5plus
$209.0K
$182.9K – $243.8K
NOI $14,630 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$397.9K
$348.2K – $464.3K
NOI $27,855 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Explore this area
Business Placement
Demographics for 21043, MD
48,775
Population
17,978
Households
2.7
Avg Household Size
39
Median Age
64%
College-Educated
95%
High-School Grad
17.1 sq mi
ZIP Area
2,852
Density / Sq Mi
$141,846
Median Household Income
$77,574
Median Earnings
$1,964
Median Rent
$607,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom garden-style residence with updated finishes, private outdoor space, and access to a community pool.
Where is this residential income property located?
The property is located at 8337 MONTGOMERY RUN ROAD Unit C Ellicott City, MD.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Three‑bedroom, two‑bathroom ground‑floor garden‑style unit; Microwave, dishwasher, and garbage disposal updated in 2025; LVP flooring, fresh paint in several rooms, granite counters, and stainless steel appliances
